The Blue Boar, Station Road, Fakenham, Norfolk

Description

Detached Grade II Listed property on a generous 0.4-acre plot. Former public house with seven en-suite guest bedrooms and a separate one-bedroom cottage. Located in the North Norfolk village of Great Ryburgh. The property includes a fully fitted commercial kitchen, dining area, period features, large car park and development potential subject to obtaining the necessary planning consent.

Accommodation

Ground Floor: Entrance hall, bar with wood burner, ladies' and gentlemen's cloakrooms, commercial kitchen, cellar, dining area, rear hall and further dining area. First Floor: Landing and seven bedrooms, all with en-suite facilities. Detached cottage: Lounge, kitchen, bedroom and bathroom. Exterior: Enclosed garden, substantial car parking, covered area with potential and numerous garden areas.

Location

Located in the heart of the North Norfolk village of Great Ryburgh.

Tenure / Property Information

Investment Analysis

The £400,000 guide is not independently supportable from the supplied evidence. Local completed sales range from £212,500 to £535,000, but the comparables differ in date, specification and apparent use, and no floor area, condition or direct B&B comparable is provided. The property’s Grade II Listed status, commercial accommodation layout and development potential subject to planning make direct comparison particularly uncertain.

Investment Snapshot

Strategy Recommendation

Do not underwrite on BTL, BRRR or development assumptions at the guide. Proceed only after specialist valuation, condition and listed-building/planning due diligence, confirmation of vacant possession and review of the auction special conditions.

Works Required

No specific defects or refurbishment requirements are evidenced. Before bidding, obtain a full condition survey and establish any required works, listed-building consents, planning requirements and compliance obligations associated with the existing B&B use and any proposed development.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed without a supported GDV, refurbishment budget, achievable rent and finance assumptions. The listed status, B&B configuration and planning-dependent development potential require specialist due diligence before relying on refinance value.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is currently configured and operated as a bed and breakfast, rather than evidenced as a conventional single-let property. Vacant possession may be available, but this should be confirmed legally.

Flip Analysis

A flip surplus cannot be calculated. Local sold evidence is broad (£212,500–£535,000) and not sufficiently comparable to establish a reliable resale value for this eight-bedroom listed B&B. Selling costs and any seller’s additional completion fees are also not quantified.

Investor Risks & Due Diligence

• Grade II Listed status may constrain alterations and increase approval or works complexity.

• Any development potential is expressly subject to obtaining the necessary planning consent.

• No sufficiently specific rental evidence is available, so operating or letting income cannot be underwritten.

• Vacant possession may be available but is not confirmed as an unconditional transaction term.

• Heating information is not supplied.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

Recommendation

Do not underwrite on BTL, BRRR or development assumptions at the guide. Proceed only after specialist valuation, condition and listed-building/planning due diligence, confirmation of vacant possession and review of the auction special conditions.

Strategy Rating

Analysis Confidence

The address, tenure, accommodation, use and some local completed sales are supplied, but there is no floor area, condition assessment, rental evidence, GDV evidence, refurbishment budget, heating detail or quantified seller fees.